202 N Cactus Dr #23 · Prescott, AZ 86303

$79,500

2 bd · 2.0 ba · 740 sqft · SingleFamily · 251 Days on market

Built 1970 Good condition 435 sqft lot $107/sqft · 77% below area ↓ 29% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In beautiful Prescott, AZ, awaits this charming 2 bed, 2 bath manufactured home! Located in the serene Cactus Mobile Ranch Park. There are NO AGE RESTRICTIONS. The Lot rent is $736.00 per month. SPECIAL FINANCING IS AVAILABLE. Seller is willing to carry with at least 40% down. This well-maintained/updated residence offers a spacious, open floor plan with abundant natural light. Enjoy stunning views of Thumb Butte and Granite Mountain from your window or while relaxing on the covered porch. The home features a comfortable living area, efficient kitchen, and two private bedrooms with ample storage. Nestled in a peaceful community, this property combines comfort and convenience with breathtaking mountain scenery. Perfect for tranquil living with easy access to nearby amenities. Such as amazing restaurants, shopping, hospitals, and more! Walking distance to downtown Prescott. Just a short drive to Willow and Watson Lakes. Do not pass this opportunity up!

Key facts

• Covered porch
• Built 1970
• Listed 251 days

Tags

• COVERED PORCH
• SHORT DRIVE TO WILLOW LAKES
• SHORT DRIVE TO WATSON LAKES

🏷️ Possibly a rental listed for sale. The $79,500 price doesn't fit this home's estimated sale value (~$345,136) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.4% in Prescott — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#22 in AZ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities A, schools A-; Watch: cost of living D, commute F.
• Prescott Unified District (4466) (urban): math 34% / reading 44% proficiency, ranked #70 of 249 in AZ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 516 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,062 units permitted in Yavapai County in 2024 (98 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yavapai County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $345,136
• List price: $79,500
• Delta: -76.97%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 N Rush St #8	0.55mi	2/1.0	780 (+5%)	11mo	$86,500	$111	52
123 N Rush St #13	0.51mi	2/1.0	840 (+14%)	3mo	$70,000	$83	48
623 W Robinson Dr	0.67mi	2/1.0	816 (+10%)	4mo	$424,000	$520	45
123 N Rush St #20	0.50mi	2/1.0	840 (+14%)	7mo	$100,000	$119	44
130 N Rush St #5	0.55mi	2/1.0	840 (+14%)	5mo	$97,500	$116	44
214 N Washington Ave	0.73mi	2/1.0	840 (+14%)	11mo	$530,000	$631	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.51% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.78×
• Total profit: $17,388
• Equity at exit: $11,854

10-year hold

• IRR: 26.3%
• Equity multiple: 3.04×
• Total profit: $45,460
• Equity at exit: $6,874

Cash invested: $22,260 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 86303

• Home prices YoY: -28.9%
• Rents YoY: 0.5%
• Active inventory: 516
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $527

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 56%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 S Arizona Ave Unit 1/2 Prescott, AZ	1.0	1.0	550	$1,600	$2.91	44d	1	0.69mi
606 E Willis St Prescott, AZ	1.0	1.0	604	$1,225	$2.03	21d	1	0.77mi
109 N Pleasant St Unit C Prescott, AZ	1.0	1.0	750	$1,395	$1.86	44d	1	0.95mi
314 S Virginia St #2 Prescott, AZ	1.0	1.0	700	$950	$1.36	44d	1	0.97mi
403 S Pleasant St Prescott, AZ	1.0	1.0	750	$1,475	$1.97	44d	1	1.12mi
123 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.17mi
123 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,145	$2.97	21d	1	1.17mi
129 N Cortez St Prescott, AZ	1.0	1.0	292	$1,225	$4.19	44d	3	1.17mi
129 N Cortez St Unit 223 Prescott, AZ	1.0	1.0	650	$1,295	$1.99	21d	1	1.18mi
129 N Cortez St Unit 222 Prescott, AZ	1.0	1.0	385	$1,195	$3.10	21d	1	1.18mi
570 1st St Apt C Prescott, AZ	2.0	1.0	705	$1,050	$1.49	44d	1	1.47mi
408 Madison Ave #4 Prescott, AZ	2.0	1.0	680	$1,200	$1.76	21d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   price $79,500 Active 251 DOM
2. 2026-06-18
   days on market $82,000 Active 251 DOM
3. 2026-06-17
   days on market $82,000 Active 250 DOM
4. 2026-06-16
   days on market $82,000 Active 249 DOM
5. 2026-06-15
   days on market $82,000 Active 248 DOM
6. 2026-06-14
   days on market $82,000 Active 246 DOM
7. 2026-06-13
   days on market $82,000 Active 245 DOM
8. 2026-06-10
   days on market $82,000 Active 243 DOM
9. 2026-06-09
   days on market $82,000 Active 242 DOM
10. 2026-06-08
    days on market $82,000 Active 241 DOM
11. 2026-06-07
    pricedays on market $82,000 Active 240 DOM
12. 2026-06-05
    days on market $84,750 Active 237 DOM
13. 2026-06-02
    days on market $84,750 Active 235 DOM
14. 2026-06-01
    days on market $84,750 Active 234 DOM
15. 2026-05-31
    days on market $84,750 Active 233 DOM
16. 2026-05-30
    days on market $84,750 Active 232 DOM
17. 2026-01-27
    price $84,750 964-char remark

    Show marketing remark (964 chars)

    In beautiful Prescott, AZ, awaits this charming 2 bed, 2 bath manufactured home! Located in the serene Cactus Mobile Ranch Park. There are NO AGE RESTRICTIONS. The Lot rent is $736.00 per month. SPECIAL FINANCING IS AVAILABLE. Seller is willing to carry with at least 40% down. This well-maintained/updated residence offers a spacious, open floor plan with abundant natural light. Enjoy stunning views of Thumb Butte and Granite Mountain from your window or while relaxing on the covered porch. The home features a comfortable living area, efficient kitchen, and two private bedrooms with ample storage. Nestled in a peaceful community, this property combines comfort and convenience with breathtaking mountain scenery. Perfect for tranquil living with easy access to nearby amenities. Such as amazing restaurants, shopping, hospitals, and more! Walking distance to downtown Prescott. Just a short drive to Willow and Watson Lakes. Do not pass this opportunity up!

18. 2025-11-15
    price $99,750 964-char remark

    Show marketing remark (964 chars)

    In beautiful Prescott, AZ, awaits this charming 2 bed, 2 bath manufactured home! Located in the serene Cactus Mobile Ranch Park. There are NO AGE RESTRICTIONS. The Lot rent is $736.00 per month. SPECIAL FINANCING IS AVAILABLE. Seller is willing to carry with at least 40% down. This well-maintained/updated residence offers a spacious, open floor plan with abundant natural light. Enjoy stunning views of Thumb Butte and Granite Mountain from your window or while relaxing on the covered porch. The home features a comfortable living area, efficient kitchen, and two private bedrooms with ample storage. Nestled in a peaceful community, this property combines comfort and convenience with breathtaking mountain scenery. Perfect for tranquil living with easy access to nearby amenities. Such as amazing restaurants, shopping, hospitals, and more! Walking distance to downtown Prescott. Just a short drive to Willow and Watson Lakes. Do not pass this opportunity up!

19. 2025-11-02
    price $109,500 964-char remark

    Show marketing remark (964 chars)

    In beautiful Prescott, AZ, awaits this charming 2 bed, 2 bath manufactured home! Located in the serene Cactus Mobile Ranch Park. There are NO AGE RESTRICTIONS. The Lot rent is $736.00 per month. SPECIAL FINANCING IS AVAILABLE. Seller is willing to carry with at least 40% down. This well-maintained/updated residence offers a spacious, open floor plan with abundant natural light. Enjoy stunning views of Thumb Butte and Granite Mountain from your window or while relaxing on the covered porch. The home features a comfortable living area, efficient kitchen, and two private bedrooms with ample storage. Nestled in a peaceful community, this property combines comfort and convenience with breathtaking mountain scenery. Perfect for tranquil living with easy access to nearby amenities. Such as amazing restaurants, shopping, hospitals, and more! Walking distance to downtown Prescott. Just a short drive to Willow and Watson Lakes. Do not pass this opportunity up!

20. 2025-10-10
    listed $119,000 Active 964-char remark

    Show marketing remark (964 chars)

    In beautiful Prescott, AZ, awaits this charming 2 bed, 2 bath manufactured home! Located in the serene Cactus Mobile Ranch Park. There are NO AGE RESTRICTIONS. The Lot rent is $736.00 per month. SPECIAL FINANCING IS AVAILABLE. Seller is willing to carry with at least 40% down. This well-maintained/updated residence offers a spacious, open floor plan with abundant natural light. Enjoy stunning views of Thumb Butte and Granite Mountain from your window or while relaxing on the covered porch. The home features a comfortable living area, efficient kitchen, and two private bedrooms with ample storage. Nestled in a peaceful community, this property combines comfort and convenience with breathtaking mountain scenery. Perfect for tranquil living with easy access to nearby amenities. Such as amazing restaurants, shopping, hospitals, and more! Walking distance to downtown Prescott. Just a short drive to Willow and Watson Lakes. Do not pass this opportunity up!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 4 d/yr ≥89°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,354
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,313
• Taxable income: $5,382
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $5,036/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated manufactured home in Prescott, AZ, offers a spacious floor plan with modern updates and a serene community setting.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior trim — improves curb appeal and adds value
• Both replace window screens — improves comfort and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior trim — improves curb appeal and adds value ↑
• Both replace window screens — improves comfort and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Prescott Unified District (4466)
• NCES district ID: 0406730
• Math proficiency: 34% ▼ -16.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $48,354
• Composite: 33.47/100
• National rank: #5450
• State rank: #70 of 249 in AZ

Livability — Prescott

• Score: 73/100
• State rank: #22
• US rank: #5579

Category grades

Amenities A Commute F Cost of living D Crime C+ Employment C+ Housing B- Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Yavapai County · 190,406 people
• City population: 66,312
• Metro: Prescott Valley-Prescott, AZ
• Population (ZIP): 19,446
• Household income: $72,359
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 763.0

Population outlook (Yavapai County) Hauer SSP2

• Today (2025): 241,389 people
• By 2030: 249,523 · +3.4%
• By 2040: 259,966 · +7.7%
• By 2050: 264,736 · +9.7%
• By 2075: 269,334 · +11.6%
• By 2100: 256,505 · +6.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Yavapai

• 2024 margin: Solid R (+33.9) · D 32.6% · R 66.5%
• 2008→2024 swing: -9.5pp toward R · 2008: -24.4pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+29.3 2016: R+31.4 2012: R+30.7 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.63%
• Current HPI: 323.9554
• Rent YoY: ▲ 0.51%
• Metro: Prescott Valley-Prescott, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-28.8% since first listed

4 events — show timeline

• 2026-01-27 Price Changed $84,750 PAARMLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $99,750 PAARMLS as Distributed by MLS Grid
• 2025-11-02 Price Changed $109,500 PAARMLS as Distributed by MLS Grid
• 2025-10-10 Listed $119,000 PAARMLS as Distributed by MLS Grid